Securing a property to rent

The rental market moves at a fast pace and quality properties are often secured very quickly. If you are moving in with others, ensure you are all in a position to make a decision promptly after viewing the property. So, once you have found a property you want to move into, this is the 'let agreed' stage of the process, but remains subject to contract. This is when you will go through reference checks and pay a holding deposit, reference, tenancy agreement and inventory check charges.

Identification documentation

Once you have agreed the let in principal you will be required to provide documentation to confirm your identity and residence. For UK and non UK residents this will include providing an original document from each of the following lists:

Personal identification

Valid passport

Valid full UK photo driving licence

National identity card

EU shotgun license

Birth certificate

Marriage or civil partnership certificate

Evidence of residency

It is important to note that, documentation must be dated in the last three months and the address must match your current address or as supplied on the reference application form.

Tenant and guarantor references

Reference checks are carried out on prospective tenants to confirm that they have previously rented without any major issues and are in employment. Credit checks are carried to ensure that prospective tenants can afford the monthly rent and have no serious adverse credit history.

The charges for reference check are usually non-refundable once the referencing process has begun. You will not be refunded if you fail the referencing process, so it is important to have all the relevant information required before undergoing the check. You can ask the letting agent what criteria need to be met, and if you are concerned that you might fail the checks. The landlord may agree to you having a guarantor.

Referencing criteria for UK and Non UK resident may include:

Financial background checks

Up to three years address history check

List of CCJ and any other adverse credit history

Voters’ roll check

Undisclosed address check

Tenancy application score and fraud score

Bank details check (account and sort code verification)

Referencing company’s default database check

Financial sanctions check(terrorism)

International Credit Bureau check

Income verification/employer’s reference

How long have you been employed?

Full time and permanent job

Earnings – can you afford the rental amount, which is usually x2.5 the annual rent or x30 the monthly rent?

Future employment reference if require

Affordability check

Current landlord or managing agent reference

Has the rent been paid on time

Has the tenant looked after the property

Would the landlord let to the tenant again in the future?

Circumstances when a reference company may suggest guarantor may be needed (agreed at the landlord’s discretion).

A guarantor is someone who guarantees financial payments on your behalf – if you fall behind with your rental payments, your guarantor will be contacted for payment. If you think you might need a guarantor, you might want to ask a parent or close family member. The criterion for a guarantor is similar to that of a tenant (refer to ’personal identification section’), but will include proof of property owned within the UK. The guarantor should permanently live in England and Wales. It includes:

You have an Individual Voluntary Agreement (IVA)

You are a first time renter

You are a student

You are unemployed

You are self-employed

You do not hold UK citizenship or having been living outside the UK

You cannot provide the required confirmation of earnings

Initial funds

Once your reference checks are complete you will be required to pay the initial funds, which includes the first month’s rent and deposit. All deposits for Asssured Shorthold Tenancies (AST) in England and Wales must be protected by one of the government approved Tenancy Deposit Protection Scheme (TDS).

When you have paid the holding deposit and secured the property subject to contract, the letting agent will draft the tenancy agreement. Once issued, read it carefully through and ask any questions you have before signing and returning it. You should always seek independent legal advice before signing the contract.

KFH branch finder

Over the last few months I have met and spoken with dozens of estate agents who have not always been honest or straight forward. It was refreshing to speak with someone who kindly gave up their time and motivated me to continue my search.

Heather C - Tenant

We want to thank you for all the wonderful service that we have received from you – definitely the best estate agents. I would recommend you to anyone.

Brigid A - Tenant

Thank you for your invaluable help in getting this flat through the paperwork maze to completion. You have been delightful and efficient to work with each time.

Linda C - Tenant

I just want to highlight how pleased we were with your attitude and service throughout the whole process. We received such poor customer service with our previous letting agent, so this is a breath of fresh air!

Emily S - Tenant

I would recommend KFH to anyone wanting a professional company representing their property.

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